North Boambee Valley vs Upper Orara

Upper Orara is the younger of the two, with a median age of 45 against 52 in North Boambee Valley. In both, the large majority of households own their home and the large majority of homes are detached houses. In Upper Orara, most households are couple families. Houses cost more in Upper Orara: a median of $1.4 million, against $869,000 in North Boambee Valley, though rent is higher in North Boambee Valley. On these figures, North Boambee Valley tends to suit people living alone, older residents, and buyers on a tighter budget, while Upper Orara suits families with children and couples.

Which one suits you?

There is no overall winner — the suburb that suits a family with school-age kids is routinely the wrong one for someone commuting into the city. So each of these answers its own question, against a checklist you can see, using the same figures in the tables below.

Families with school-age kids

Upper Orara

ahead on 2 of the 6 things we measure here

  • carries lower crime risk (50/100 vs 71/100)
  • is already more of a family suburb (73% vs 55%)
  • But North Boambee Valley has more childcare (4 vs 1)

Weighs schools, house stock, crime, parks, childcare, and who already lives there.

First-home buyers

They split

one each way, out of the 2 things we measure here

  • North Boambee Valley has cheaper houses ($869,000 vs $1,400,000)
  • Upper Orara leaves households under less mortgage stress (24% vs 29%)

Weighs house prices and mortgage stress.

Renters

Upper Orara

ahead on 2 of the 3 things we measure here

  • leaves renters under less rental stress (20% vs 33%)
  • has cheaper rent ($350/wk vs $465/wk)

Weighs rent, rental stress, and how much is for rent.

Commuting to the city

North Boambee Valley

ahead on 3 of the 3 things we measure here

  • is more walkable (17/100 vs 0/100)
  • has a shorter drive in (342 min vs 367 min)
  • sits closer to the CBD (525.7 km vs 541 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

North Boambee Valley

ahead on 2 of the 5 things we measure here

  • is more walkable (17/100 vs 0/100)
  • has more residents already 65 and over (38% vs 20%)
  • But Upper Orara carries lower crime risk (50/100 vs 71/100)

Weighs smaller dwellings, who already lives there, GPs, walkability, and crime.

Investors

North Boambee Valley

ahead on the one thing that separates them

  • is growing faster (15.8% vs 6.0%)

Weighs population growth.

Where they sit

North Boambee Valley and Upper Orara drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.

North Boambee Valley Upper Orara
Hides rows where both suburbs match

Bars start at zero. Scores, risks and rankings are drawn against their full 0–100 range; other rows are drawn in proportion to the larger of the two.

Side by side, out of 100

Risks are inverted — shown as safety and low exposure — so a longer bar always means better.

North Boambee Valley Upper Orara
Walkability 17 / 0
North Boambee Valley — Walkability: 17/100 Upper Orara — Walkability: 0/100
Safety 29 / 50
North Boambee Valley — Safety: 29/100 Upper Orara — Safety: 50/100
Low fire risk 60 / 64
North Boambee Valley — Low fire risk: 60/100 Upper Orara — Low fire risk: 64/100

Demographics

North Boambee Valley has more residents (2,318 vs 863); North Boambee Valley rents higher ($465/wk vs $350/wk).

North Boambee Valley Upper Orara
Population 2,318
+63% vs other
 863
Population trend (2016 → 2021) +15.8% +6.0%
Median age 52 45
Median household income $73,528/yr $90,428/yr
+23% vs other
Median weekly rent $465/wk
+25% vs other
 $350/wk

Age profile

Share of residents in each band, 2021 Census.

North Boambee Valley Upper Orara
0-4 4.8% / 4.6%
North Boambee Valley — 0-4: 4.8% Upper Orara — 0-4: 4.6%
5-14 10.9% / 15.2%
North Boambee Valley — 5-14: 10.9% Upper Orara — 5-14: 15.2%
15-19 4.4% / 5.7%
North Boambee Valley — 15-19: 4.4% Upper Orara — 15-19: 5.7%
20-24 3.5% / 4.1%
North Boambee Valley — 20-24: 3.5% Upper Orara — 20-24: 4.1%
25-34 7.9% / 9.3%
North Boambee Valley — 25-34: 7.9% Upper Orara — 25-34: 9.3%
35-44 10.2% / 10.9%
North Boambee Valley — 35-44: 10.2% Upper Orara — 35-44: 10.9%
45-54 11.1% / 13.6%
North Boambee Valley — 45-54: 11.1% Upper Orara — 45-54: 13.6%
55-64 9.7% / 16.7%
North Boambee Valley — 55-64: 9.7% Upper Orara — 55-64: 16.7%
65-74 11.8% / 14.1%
North Boambee Valley — 65-74: 11.8% Upper Orara — 65-74: 14.1%
75-84 15.8% / 5.6%
North Boambee Valley — 75-84: 15.8% Upper Orara — 75-84: 5.6%
85+ 10.4% / 0.3%
North Boambee Valley — 85+: 10.4% Upper Orara — 85+: 0.3%

Bars are drawn against the largest share shown (16.7%).

Who lives together

Household composition, 2021 Census.

North Boambee Valley 40.6% couple families
North Boambee Valley — Couple Families: 40.6% North Boambee Valley — Lone Person: 41.8% North Boambee Valley — One Parent Families: 14.0% North Boambee Valley — Group Household: 2.4% North Boambee Valley — Other Families: 1.1%
Upper Orara 58.9% couple families
Upper Orara — Couple Families: 58.9% Upper Orara — Lone Person: 18.9% Upper Orara — One Parent Families: 14.4% Upper Orara — Group Household: 6.1% Upper Orara — Other Families: 1.7%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

North Boambee Valley 20.0% renting
North Boambee Valley — Owned Outright: 47.5% North Boambee Valley — Mortgage: 32.4% North Boambee Valley — Renting: 20.0%
Upper Orara 20.0% renting
Upper Orara — Owned Outright: 38.5% Upper Orara — Mortgage: 41.5% Upper Orara — Renting: 20.0%
Owned outright Mortgage Renting

Qualifications

Highest non-school qualification, residents 15+, 2021 Census.

North Boambee Valley Upper Orara
Certificate III & IV 15.3% / 20.9%
North Boambee Valley — Certificate III & IV: 15.3% Upper Orara — Certificate III & IV: 20.9%
Bachelor Degree 9.3% / 10.5%
North Boambee Valley — Bachelor Degree: 9.3% Upper Orara — Bachelor Degree: 10.5%
Advanced Diploma / Diploma 7.2% / 9.2%
North Boambee Valley — Advanced Diploma / Diploma: 7.2% Upper Orara — Advanced Diploma / Diploma: 9.2%
Postgraduate Degree 2.1% / 3.5%
North Boambee Valley — Postgraduate Degree: 2.1% Upper Orara — Postgraduate Degree: 3.5%
Graduate Diploma / Certificate 1.9% / 1.4%
North Boambee Valley — Graduate Diploma / Certificate: 1.9% Upper Orara — Graduate Diploma / Certificate: 1.4%

Bars are drawn against the largest share shown (20.9%).

Where residents were born

Largest overseas birthplaces, as a share of all residents, 2021 Census. A dash means that country is not among the suburb's own eight largest.

North Boambee Valley Upper Orara
England 4.0% / 3.7%
North Boambee Valley — England: 4.0% Upper Orara — England: 3.7%
New Zealand 1.5% / 1.7%
North Boambee Valley — New Zealand: 1.5% Upper Orara — New Zealand: 1.7%
India 1.9% / 0.5%
North Boambee Valley — India: 1.9% Upper Orara — India: 0.5%
South Africa 0.6% / 0.9%
North Boambee Valley — South Africa: 0.6% Upper Orara — South Africa: 0.9%
Germany — / 1.3%
North Boambee Valley — Germany: not among its largest Upper Orara — Germany: 1.3%
Myanmar — / 1.2%
North Boambee Valley — Myanmar: not among its largest Upper Orara — Myanmar: 1.2%
Philippines 0.7% / —
North Boambee Valley — Philippines: 0.7% Upper Orara — Philippines: not among its largest
Italy 0.6% / —
North Boambee Valley — Italy: 0.6% Upper Orara — Italy: not among its largest

Bars are drawn against the largest share shown (4.0%).

What people live in

Occupied private dwellings by structure, 2021 Census.

North Boambee Valley 94.5% houses
North Boambee Valley — Houses: 94.5% North Boambee Valley — Flats / Apartments: 3.6% North Boambee Valley — Townhouses: 1.9%
Upper Orara 97.8% houses
Upper Orara — Houses: 97.8% Upper Orara — Flats / Apartments: 1.1% Upper Orara — Townhouses: 1.1%
Houses Flats / Apartments Townhouses

Property market

North Boambee Valley Upper Orara
Median house price $869,000 $1,400,000
Median unit price $295,000 —
Median land price $575,000 —
Typical days to sell (houses) 52 days
from 8 sales
 —

Zoning mix

Upper Orara has more rural and farming land (86% vs 47%).

North Boambee Valley Upper Orara
Rural and farming 47% 86%
Environmental 22% 14%
Residential 17% 0%
Industrial 9% 0%
Infrastructure and transport 3% 0%
Parks and recreation 1% 0%
Zoning sets what may be built, not what is there today. A single address can sit in a different zone to the suburb around it. Zones as at 2026-09.

Development activity

North Boambee Valley Upper Orara
New dwellings approved 356
across Coffs Harbour
same for both
Approvals change year on year +61%
same for both

Gross rental yield

Gross — before strata, rates, management, insurance and vacancy. From median advertised rents and median asking prices over the last 6 months. How we calculate.

North Boambee Valley Upper Orara
Houses 3.5%
$750/wk on $1.11M
 —
Units —
same for both

Ranking within NSW

North Boambee Valley Upper Orara
House price Higher than 47% of NSW Higher than 50% of NSW
Income Higher than 40% of NSW Higher than 58% of NSW
Schools —
same for both
Walkability Higher than 67% of NSW Higher than 4% of NSW
Affordability Higher than 45% of NSW Higher than 57% of NSW
EV adoption Higher than 55% of NSW
same for both
NBN connectivity Higher than 96% of NSW Higher than 40% of NSW
Rental yield (houses) Higher than 46% of NSW —

Liveability

North Boambee Valley is more walkable (17 vs 0); Upper Orara scores higher overall (37 vs 31).

North Boambee Valley Upper Orara
Grade C
same for both
Score 31/100 37/100
Socio-economic band mid-range socio-economic
decile 6/10
 advantaged area
decile 7/10

Risk profile

North Boambee Valley carries more crime risk (71 vs 50).

North Boambee Valley Upper Orara
Bushfire Moderate
40/100
 Low
36/100
Crime High
71/100
 Moderate
50/100
Flood Not mapped
no mapped data here
same for both
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 6
within 5 km
 0
within 5 km

Schools

North Boambee Valley Upper Orara
Inside the suburb 1
same for both
Rated above peers 0
same for both
Rated at peers 1
same for both
Rated below peers 0
same for both

Schools in North Boambee Valley

  • Bishop Druitt College Independent · Combined at peers

Schools in Upper Orara

  • Orara Upper Public School Government · Primary at peers

Amenities in the suburb

North Boambee Valley Upper Orara
Cafes & restaurants 5 0
Parks & reserves 2 1
Childcare 4 1
Fuel stations 2 0
EV chargers 1 0
Waterways 2 33

Mobility

Upper Orara sits further from the CBD (541 km vs 525.7 km).

North Boambee Valley Upper Orara
Walkability score 17/100 0/100
Distance to Sydney 525.7 km 541 km
+3% vs other
Drive time (normal traffic) 342 min 367 min
Public transport score 66/100
Bus
 31/100
Bus
Peak arrivals per hour 24.2
7-9am + 5-7pm
 13.5
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
same for both
Electric vehicle share 0.5%
postcode 2450
same for both
Rooftop solar per 100 dwellings 52
postcode 2450
same for both

How people get to work

Method of travel on census day 2021 — which fell during COVID restrictions, so working from home is inflated and every travel mode understated.

North Boambee Valley Upper Orara
Car (driver) 77.0% / 74.4%
North Boambee Valley — Car (driver): 77.0% Upper Orara — Car (driver): 74.4%
Worked from Home 12.7% / 18.0%
North Boambee Valley — Worked from Home: 12.7% Upper Orara — Worked from Home: 18.0%
Car (passenger) 7.3% / 4.8%
North Boambee Valley — Car (passenger): 7.3% Upper Orara — Car (passenger): 4.8%
Walked Only 1.9% / 2.8%
North Boambee Valley — Walked Only: 1.9% Upper Orara — Walked Only: 2.8%
Bicycle 1.1% / —
North Boambee Valley — Bicycle: 1.1% Upper Orara — Bicycle: not among its largest

Bars are drawn against the largest share shown (77.0%).

Setting

North Boambee Valley Upper Orara
Elevation 16 m
above sea level, at the suburb centre
 299 m
above sea level, at the suburb centre
Distance to the ocean 5.3 km 13.5 km

NBN connectivity

North Boambee Valley Upper Orara
Connectivity score 95/100 28/100
Most common technology Fibre to the premises Fixed wireless
Full-fibre (FTTP) share 93%
1,445 premises
 0%
324 premises

Climate

North Boambee Valley Upper Orara
Annual rainfall 1,827 mm
same for both
Summer max (Jan) —
same for both
Winter min (Jul) —
same for both

Air quality (annual mean)

North Boambee Valley Upper Orara
PM2.5 4.3 µg/m³
same for both
PM10 10.8 µg/m³
same for both
NO₂ 0.22 pphm
same for both

Council rates

North Boambee Valley Upper Orara
Average residential rate $1,437/yr
same for both
Council Coffs Harbour
same for both

Federal electorate

North Boambee Valley Upper Orara
Division Cowper
same for both
Member Pat Conaghan
same for both
Party The Nationals
same for both

First Home Owner Grant

North Boambee Valley Upper Orara
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

North Boambee Valley

Acreage Retirees River

Upper Orara

Rural

More comparisons

Other comparisons with North Boambee Valley

North Boambee Valley vs Coffs Harbour North Boambee Valley vs Boambee

Other comparisons with Upper Orara

Upper Orara vs Coffs Harbour Upper Orara vs Bonville Upper Orara vs Boambee Upper Orara vs Coramba Upper Orara vs Karangi Upper Orara vs Lowanna
Full data on North Boambee Valley Full data on Upper Orara
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Information shown is provided as-is from Australian government and commercial data sources.
Always verify with the relevant authority before making property decisions.
See Data Sources and How We Calculate for details.

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